.: I invested in three Blake Capital deals (at the time they were doing business as the Djuric Family Office): - Canopy Creek Apartments, Jacksonville, Florida (Mar 2021-Dec 2021); ended quickly with a moderate return on investment - Waterford Grove Apartments, Houston, Texas (Mar 2021-Dec 2023); failed resulting in a MIPA and total loss of all investor funds. - Park North (aka Life at Spring Estates), Houston, Texas (May 2022-Dec 2024); failed with a foreclosure & total loss of all investor funds. 

Just give them plenty of notice.In hindsight, moderate annual raises should have been part of the plan all along. 

It even provided vacancy assumptions for the local area and suggested underwriting a moderate vanacy % into the underwriting.

If stable monthly income and upside appreciation with moderate hold periods with 8 to 12 % returns or if just chasing 15+ irr is the goal.   

If I were to come into $1,000,000 I would look for a property that is 45+ units in size with a "B" upside potential after moderate improvements (new appliances, new hardware, lighting upgrades, new flooring, bathroom updates, etc.).However, if I could not find a suitable project that size, then I would look for 2-3 properties that are the current size I am used to working with.

Moderators are not employees or paid by BP. we can remove posts and flag posts - that  is the much to the extent of what we can do - we don't have any type of access to someone's accounts. 

And am I correct in that you are the moderator of this forum? 

We buy moderately priced homes in places where families want to live, and we make them available on terms.

Im not convinced that lowering the underground labor force will move the needle to a large degree.America has the labor, unfortunately not always "the will to do it"This macroeconomic environment reminds me of the early '80's...ironically "the great moderation" ensued.I could be very wrong though, it wouldn't be the 1st time!

Most bids will be for light-moderate rehabs.